Application for Residential Development at Parnell Ave

Former ESB Depot Site Parnell Avenue, Harold’s Cross. Dublin 6W.

Proposed Residential Development

Design Report Donnelly Turpin Architects

June 2019

Project Team Contents:

Page Applicant Garvagh Homes Ltd 125 Abbey Street, Dublin 1

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Contents

1.0

Location

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2.0

Site Description

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T: +01 475 9065; E: projects@donnellyturpin.com

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Planning Consultant Manahan Planners 38 Dawson Street, Dublin D02 AW24,

3.0

Site Strategy/layout

4.0

Accessibility

5.0

Massing/Height

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Architect: Donnelly Turpin Architects 56 Lower Camden Street, Dublin 2

T: +01 679 9094; E: tony@manahanplanners.com

Civil and Structural Engineer: JJ Cambell and Associates Unit F1, Nutgrove Office Park, Dublin 14, T: +01 298 0538; E: www.jjc.ie

6.0

Façade Design

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7.0

Landscape

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Services Engineer J.V. Tierney The Tannery, 53-56 Merchants Quay, Dublin 8 T: +01 421 4900; E: mail@jvtierney.ie

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Meeting Apartment Guidelines

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Traffic/Access Engineer N.R.B. 8 Leopardstown Business Centre, Ballyogan Road, Dublin 18 T: +01 292 1941; E: info@nrb.ie

Landscape Architect Park Hood Hawarden House, 163 Upper Newtownards Road, Belfast BT4 3HZ, UK T: +44 (0)28 9029 8020; E: www.parkhood.com Waste Management Report AWN consulting The Techpro Building, 17 Clonshaugh Business and Technology Park, Dublin 17.

T: +01 847 4220

Note: This report should be read in conjunction with the reports supplied by the other members of the project team.

Daylight/Sunlight Analysis Digital Dimensions 1 Rathmines Road Upper, Rathmines, Dublin 6 T: +01 496 5340; E: mail@digitaldimensions.ie

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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1.0 LOCATION

Location Located close to the Parnell road on the Grand Canal at the northern boundary of the Harold’s Cross area, this site is located between the lands of the Harold’s Cross Hospice to the south and to the lands of the residential roads, Parnell Avenue and Parnell Court, to the north. The site has an area of 0.44ha (1.11 acres), and measures approx. 117m in length and 36m in width. Its footprint is close to rectangular, widening out at its west end.

GRIFFITH COLLEGE

GRAND CANAL

PARNELL ROAD

Fig. 1.2 - Ariel view of site looking North West HAROLD’S CROSS ROAD

OUR LADY’S HOSPICE

MOUNT JEROME CEMETERY

Fig 1.1 - SATELLITE LOCATION MAP

Fig. 1.3

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W Design Strategy Donnelly Turpin Architects

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2.0 SITE DESCRIPTION

Site Description The site, which is accessed through gates at the end of Parnell Avenue, has been in the ownership of the ESB, accommodating office, vehicular and store areas.

There is approximately a 1.0m rise between the levels of the entrance at Parnell Avenue and the body of the site.

ENTRANCE

Along the North Boundary, the site terminates the neighbouring terraces of Parnell Ave and Parnell Court.

With a masonry wall, 2.1m in height. The main vehicular and pedestrian access to the site is through an approx.

2.7m steel gate on Parnell Ave. Fig. 2.2 - Ariel view of site looking west

To the West, the site faces the rear gardens of Arbutus Court, there is an existing low boundary wall and 3.3m fence to the inside of the boundary. There is dense foliage on the site along the entire west boundary.

To the South, the site is in close proximity to a three storey training building which is part of the ‘’Our Lady’s Hospice and Care Service” campus. The boundary wall which separates the site is 3.3m high and lined with foliage.

OUR LADY’S HOSPICE AND CARE SERVICE

The 4.4m high gable wall of a Greenmount Industrial Estate warehouse structure, extending for approximately 25m, runs along the site’s east boundary.

Fig. 2.3 - Ariel view of site looking south east

SITE BOUNDARY INDICATED RED

GREENMOUNT INDUSTRIAL ESTATE

Fig 2.1 - SITE LOCATION PLAN - EXISTING

Fig. 2.4 - Ariel view of site looking south

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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3.0 SITE

Site Strategy /Layout The proposal takes the form of 2 blocks - block ‘A’ which is longer with an east/west orientation, and block ‘B’ which is shorter and oriented north/south.

In terms of layout Blocks ‘A’ and ‘B’ are arranged as an extension of the geometry of Parnell Avenue and Parnell Court respectively.

ENTRANCE

Fundamental to the site strategy is the provision of a substantial basement area to underpin the objective to eliminate as far as possible the vehicle from the ground level of the site and to create a primarily pedestrian landscaped environment of the open space of the site.

BLOCK ‘A’

BLOCK ‘B’

Fig 3.2 – Section F-F – Basement below communal garden

SITE BOUNDARY INDICATED RED

Fig. 3.1 – SITE LAYOUT - PROPOSED

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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4.0 ACCESSIBILITY

Access – Entrance - Parking

ENTRANCE

FOOTPATH

ACCESS TO BASEMENT

ACCESS LANEWAY

Access to the scheme is by the existing entrance at the end of Parnell Avenue. It is proposed to remove the existing gates to the site and, to facilitate the extending of the footpath on Parnell Avenue into the scheme, to cut back by about 2m the boundary wall at the west side of the existing entrance.

Fig 4.2 - Entrance view

Fig 4.1 SITE PLAN/ ROOF PLAN

The entrance laneway and footpath leading from Parnell Avenue extends inside the northern boundary of the site to provide access to the 2 blocks. It is envisaged as primarily for pedestrian access, with vehicular drop off only. The laneway also provides access for visitor bike parking, the bin collection lorry and emergency services vehicles.

All residents and visitor car parking, as well as residents’ bike parking, is accommodated at basement level.

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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4.0 ACCESSABILITY

Below Ground BIKE STORE RAMP

BIKE STORE

The turn to the entrance ramp to the basement level is located immediately inside the site entrance at Parnell Avenue.

The basement accommodates 57 car parking spaces, and 82 secure bike spaces for residents.

Also accommodated in the basement are plantrooms and bin storage areas. There is secure residents’ access to both blocks directly from this level.

57 PARKING SPACES

Fig 4.2 - Basement plan

Above Ground

BLOCK ‘A’ BLOCK ‘B’

Above the basement level, which extends nearly the full length of the site, the apartments are accommodated on four floors in each of the two blocks. Block A, a cranked ‘L’ shape, measures about 45m long by 15m wide. Block ‘B’ is more square, but with one angled side, measures approx. 25m long by 21m wide. at ground level there are nine apartments in block A and five in block B. On first and second floor levels above the apartment numbers are eight in A and six in B. At third floor level the numbers are eight in Block A and five in Block B.

Fig 4.3 – 1st/2nd floor plan

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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5.0 MASSING

Massing/Height We believe the nature of the site and its 36m depth enable the proposed building height to be accommodated. Both blocks are generally four storeys with a top roof parapet level 14.5m above the existing ground level of the site. Both blocks step down to three storeys, with windowless gable walls, at the ends closest to Parnell Avenue and Parnell Court.

The design seeks to avoid problems of overlooking and overshadowing of neighbouring properties having the balconies/ windows either orientated to avoid overlooking or being sufficiently set back from the site boundary.

Boundary zone planting/trees will provide additional screening in this regard.

Fig. 5.0 – Site section

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Fig. 5.2 - Gable view 1

Fig 5.3 - Gable view 2

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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6.0 FACADE

Façade Design To develop variety between the two blocks, the difference between them in terms of plan size is also reflected in the façade design strategy.

The facades are a combination of areas of panelling system, (incorporating glazed as well as solid panels), set into a brick envelope. The brick façade also incorporates individual windows in an arrangement that is staggered between floors.

The ‘long’ horizontal proportion of Block A is accentuated by the set back and differing cladding material (recessed seam metal sheeting), of its top floor.

Fig. 6.1

PANEL CLADDING

PANELING SYSTEM

BRICK

INDIVIDUAL WINDOWS

Fig 6.3 - Entrance view

Fig. 6.2

Fig 6.4 - Block A facade

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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7.0 LANDSCAPE

Landscaping The proposed landscape treatment seeks to reinforce the green setting of the two proposed blocks. The access road/laneway surface beyond the entrance of Block A is proposed as ‘grasscrete’, to further green/soften the appearance of the site. The areas inside the site boundary are generally planted zones including trees.

Fig 7.2 - Communal garden

Fig. 7.1 - Landscape plan

The central element of the scheme’s amenity space is the Communal Garden Area which is the located between the 2 blocks. An area of approximately 400 sq. m, it incorporates trees, low level planting and lawn areas, areas for sitting as well as a small playground.

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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8.0 MEETING THE APARTMENT GUIDELINES

‘Design Standards for New Apartments’ (March 2018) Below is a summary of this proposal’s response to aspects of the New Apartments Guidelines (March 2018). Other aspects of the of the Guidelines are dealt with in the compliance table Apartment Mix The proportion of 1 bed and studio units is 25% Apartment Floor Area The average 2 bed apartment proposed is 82 sq m.

The average 1 bed apartment proposed is 48 sq.m.

The average studio apartment proposed is 39 sq.m.

Single/Dual Aspect The dual aspect proportion is 62% of the units.

Floor to Ceiling Heights The floor to ceiling height is 2700mm on all floors Communal Facilities As the number of units that have more than 1 bedroom is 41, i.e., less than 75, there is no requirement for a childcare facility within the development.

Communal Amenity Space (C.A.S.) The number of 1 bedroom and studio units in the proposal is 14.

C.A.S. required is 14 x 5 = 70 sq.m.

The number of 2 bedroom units in the proposal is 41.

C.A.S. required is 41 x 7 = 287 sq.m.

Total min. C.A.S. area reqd = 357 sq.m.

The central ’communal garden’ C.A.S. provided is approx. 400 sq.m.

Bike Storage Guidelines requirements – Residents provision: There are 96 bedrooms in the development. This requires provision of 96 residents bike spaces.

Visitors provision: There are 55 units in the development. Visitor bike parking required is 28 spaces.

Provided – 2 no. bike stores are provided for residents at basement level with a total of 82 spaces.

36 visitor spaces are accommodated in the 2 banks located close to the entrance of each block.

Former ESB Depot Site Parnell Avenue, Harold’s Cross, Dublin 6W DesIgn Strategy Donnelly Turpin Architects

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